PA-115114
3589 County Road 77
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Lycoming County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.
View Lycoming market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $36,762 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-644374 Gravel · Full utilities | 11.9 | Jul 27, 2026 | $71,700 | 6,030 | 3,176 | 3.3 mi | 82 |
| PA-144386 Landlocked · Power at road | 12.0 | Jul 27, 2026 | $54,400 | 4,537 | 4,291 | 4.4 mi | 82 |
| PA-565234 Paved · Power at road | 22.2 | Oct 22, 2025 | $129,000 | 5,822 | 3,510 | 9.9 mi | 81 |
| PA-235661 Dirt · Off grid | 30.2 | Dec 10, 2025 | $185,200 | 6,133 | 6,214 | 9.7 mi | 70 |
| PA-475638 Landlocked · Power at road | 29.7 | Oct 29, 2024 | $94,300 | 3,177 | 3,608 | 11.1 mi | 69 |
| PA-254238 Dirt · Full utilities | 10.8 | Jun 26, 2025 | $66,200 | 6,151 | 3,905 | 3.6 mi | 68 |
Show adjustment detail for the top comp
- Tract size (11.89 ac → 20.32 ac)-5.7%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Power at road)-18.0%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.